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HomeMy WebLinkAboutS25-02 Planning Board Staff Summary - FinalS24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 1 of 15 STAFF SUMMARY FOR S25-02 SPECIAL USE PERMIT APPLICATION APPLICATION SUMMARY Case Numbers: S25-02 Requests: S25-02 – R-15 Additional Dwelling Allowance Applicant: Property Owner(s): Samuel Potter, Equitas Law Partners LLP Hoosier Daddy, LLC Location: Acreage: 5741 Carolina Beach Road 43.50 PID(s): Comp Plan Place Type: R07600-004-052-000, R07600-004-045-000, R07600-004-037-000, R07600-004-037-000, R07600-004-038-000, R07600-004-035-001, R07600-004-035-000, R07600-004-028-000 Urban Mixed Use and General Residential Existing Land Use: Proposed Land Uses: Vacant land with partial road infrastructure 290 Multi-Family units 146 Attached Single-Family units 8 Detached Single-Family units Maximum 444 units Current Zoning: R-15, Residential S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 2 of 15 SURROUNDING AREA LAND USE ZONING North Coastal Christian High School and the Villages at Myrtle Grove Shopping Center R-15 and B-2 East Single-Family Residential (Sentry Oaks Subdivision) R-15 South Single-Family Residential (Tarin Woods Subdivision) R-15 West Motorcycle sales, general retail, Autumn Care of Myrtle Grove, and Single-Family Residential B-2 and R-15 ZONING HISTORY April 7, 1971 Initially zoned R-15 (Area 5) COMMUNITY SERVICES Water/Sewer Public water available through CFPUA. Public sewer available through connection to an existing force main. Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire District, New Hanover County Station 18. Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High Schools Recreation Hanover Pines Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The conservation resource map indicates pocosin wetlands on the property; however, they are not underlaid with Class IV soils. Pocosin wetlands require Class IV soils to trigger additional development standards. Historic No known historic resources Archaeological No known archaeological resources S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 3 of 15 APPLICANT’S PROPOSED PLANS Site Plans with Staff Markup • The project proposes a total of 444 residential units made up of multi-family, attached, and single-family detached homes at a density of 10.2 dwelling units per acre. • The multi-family structures are proposed on the western side of the project closer to Carolina Beach Road. They transition to a strip of open space that provides a spatial buffer to the attached dwelling units on the eastern side of the property. • The southern portion of the project includes eight single-family lots adjacent to the existing Tarin Woods single-family development. Proposed Road Stub N Detached Single Family Multi-Family Attached Single Family Multi-Family & Amenity Stormwater Access to Tarin Woods Stormwater Attached Single Family Open Space Proposed Road Stub S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 4 of 15 • The northern portion of the site includes attached single-family homes adjacent to the Coastal Christian property with a centrally located multi-family structure and amenity center. • The maximum building height in the R-15 district is 40 feet. The UDO measures building height by measuring height at the midpoint between the eave and ridgeline on a sloped roof, the highest roof plane on a flat roof, or the highest point between the two if there are mixed roofing styles on the same building. • The site plan included building heights measured from grade to the top of the ridgeline. Staff requested clarification based on the UDO’s height measurement and the applicant provided clarification on the building heights shown below. Site Plan Clarification from Applicant Grade to Ridgeline Building Height Per UDO Measurement Buildings 1-4 40 feet 29 feet Buildings 5-8 45 feet 29 feet Buildings 9-28, 35- 41, and 43-45 50 feet 29 feet Building 42 36 feet 29 feet Buildings 29-34 50 feet 39 feet Building 46 65 feet 50 feet • As currently proposed, Building 46, which consists of a multi-family structure and amenity center, is proposed 10 feet taller than the maximum height allowed in the R-15 district. • Access is required to an existing major or minor arterial street is required for Additional Dwelling Allowances. The access requirement can be met if a property line is contiguous with and has direct access to the road, or if there is access through an existing DOT road, or a private collector road. • Access is provided through the private local road Ironwood Drive through the existing Tarin Woods Subdivision. The concept plan includes three additional road stubs for potential future interconnectivity: o A connection to Rosa Parks Lane. No conditions are proposed to restrict access onto Rosa Parks Lane. However, Rosa Parks Lane is an unimproved dirt road and Section 5.2.2 of the UDO requires that unimproved roads or easements serving more than three lots or homes must show evidence the road or easement has been in existence since before October 6, 1969, for additional homes or lots to use the road or easement as access. If the road or easement is not found to predate October 6, 1969, the road or easement must be improved to county road standards or cannot be used as a roadway connection. o A road stub north of Rosa Parks Lane that, while shown as a longer road extended towards Carolina Beach Road, does not fully connect to the highway. The stub provides connection to an adjacent parcel owned by the applicant that S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 5 of 15 is not included as part of the special use permit. A condition could be considered requiring the current common owner to provide an access easement to Carolina Beach Road. Any access proposed through an easement to the larger development would need to meet the roadway requirements of Section 5.2.2. o The project also includes a road stub to the Coastal Christian property to the north that could allow for future interconnectivity. ZONING CONSIDERATIONS • Additional Dwelling Allowances are permitted in the R-15 district with approval of a Special Use Permit and are subject to the requirements in Section 3.1.3.E of the UDO. These standards generally address density, open space, utility and stormwater improvements, proximity to higher density place types listed in the Comprehensive Land Use Plan, access, and impervious surface limitations. • As proposed, the application does not meet the R-15 height requirements of Section 3.2.8 of the UDO due to the proposed height of Building 46. • In addition, no evidence has been provided to confirm whether Rosa Parks Lane may be used as access under Section 5.2.2 of the UDO. • If approved, the project would be subject to the Technical Review Committee and Zoning Compliance review processes to ensure full compliance with all ordinance requirements and specific conditions included in the approval. Only minor deviations from the approved conceptual plan, as defined by the UDO, would be allowed. S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 6 of 15 AREA DEVELOPMENT S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 7 of 15 TRANSPORTATION Proposed Road Stub Potential Access S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 8 of 15 CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning would allow a maximum of 109 single-family dwelling units. PROPOSED ACCESS Primary Access Right-in, Right-out access onto Carolina Beach at Manassas Drive Secondary Access Potential access to Carolina Beach Road through Rosa Parks Lane EXISTING ROADWAY CHARACTERISTICS Affected Roadway Carolina Beach Road Type of Roadway State Highway Roadway Planning Capacity (AADT) 41,369 Latest Traffic Volume (AADT) - 2023 45,500 Latest WMPO Point-in-Time Count (DT) 47,645 Current Level of Congestion Above Capacity Sources Source of Planning Capacity: WMPO Source of Latest Traffic Volume: 2023 Source of WMPO Point-in-Time Count: South of Sanders Road, July 1, 2024 NEARBY NCDOT STIP ROADWAY PROJECTS U-5702B- S. College Rd. Improvements (2025 Right-of-way acquisition and utilities) - Access management and travel time improvements along College Road between Shipyard Boulevard and Carolina Beach Road U-5790 – Monkey Junction Intersection and Roadway Improvements (2029 Right-of-way acquisition and utilities) - Project to convert the intersection of Carolina Beach Road and College Road to a continuous flow intersection. - The project includes widening Carolina Beach Road south of the intersection of Sanders Road. TRAFFIC GENERATION Traffic Generation by Present Designation Traffic Generated by Proposed Project Potential Impact of Proposed Project AM Peak Hour Trips 81 113 +32 PM Peak Hour Trips 108 145 +37 S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 9 of 15 Assumptions Typical Development with Existing Zoning – 109 single family dwelling units. Proposed Development – 444 dwelling units. Sources Source of Trip Generation: ITE Trip Generation Manual, 11th ed TRAFFIC IMPACT ANALYSIS (TIA) The estimated traffic generated from the site is above the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). The applicant provided a TIA approval letter dated July 27, 2022, for a 366-unit project consisting of 125 detached single-family homes and 241 attached single-family homes. The TIA approval letter does not match the proposed unit count or housing type proposed in the special use permit application. The TIA approved in June 2022 referenced in the approval letter includes recommended improvements. However, the WMPO and NCDOT cannot confirm whether the recommended improvements would address traffic generated from the proposed project. Approval Date July 27, 2022 Development Proposal Analyzed 125 Detached Single-Family Dwellings and 241 Attached Single-Family Dwellings Study Intersections - US 421 (Carolina Beach Road) at southbound to northbound U-Turn near Rosa Parks Lane - US 421 (Carolina Beach Road) at Sanders Road - US 421 (Carolina Beach Road) at Beau Rivage Marketplace driveway (Harris Teeter) - US 421 (Carolina Beach Road) at Manassas Drive/Sharks Eye Lane - Manassas Drive at Shiloh Drive - Myrtle Grove Road at Lt. Congleton Road - US 421 (Carolina Beach Road) and site access north of Rosa Parks – RI/RO - US 421 (Carolina Beach Road) and site access south of Tregembo Animal Park – egress only Trip Generation - 204 AM peak hour trips - 255 PM peak hour trips - 3,058 average daily trips Traffic Data Collection - September 2, 2021 (US 421 at Sanders Road) and December 9, 2021 Trip Distribution and Assignment - 65% to and from the north on US 421 - 20% to and from the south on US 421 - 5% to and from the west on Sanders Road S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 10 of 15 - 5% to and from the west on Beau Rivage Marketplace Driveway - 5% to and from the north on Myrtle Grove Road Approved Developments & Background Growth - Tarin Woods II Development (215 single family detached housing) - Planned Roadway/Intersection Improvements o Manassas Drive dual right turn lanes o Beau Rivage Marketplace (Harris Teeter) leftover - Full Build – 2026 - Growth Rate – 1% per year Required Improvements Phase 1A – Build year of 2023 for 125 single family detached dwelling units - No improvements required Phase 1B – Build year of 2024 for 125 single family attached dwelling units - Extend southbound U-turn land on Carolina Beach Road south of Rosa Parks Lane to provide 500 feet of storage, 50 feet of full width deceleration and 100 feet of taper and optimize signal timings - Construct the new proposed site access to Carolina Beach Road with an internal protected stem of 175 feet measured from the right-of-way line with right- in/right-out ingress and egress lanes and stop controls on the westbound approach. - Construct a northbound right turn lane on Carolina Beach Road from the U-turn bulb south of the proposed access Phase 2 – Build year of 2026 for 116 single family attached dwelling units - Construct a future third access into the site meeting NCDOT roadway standards SUMMARY The proposed project is located north of the Tarin Woods Subdivision and proposes interconnectivity through Tarin Woods to Manassas Drive. Manassas Drive provides connections to Carolina Beach Road and Myrtle Grove Road. The project also proposes a potential connection through Rosa Parks Lane and additional road stubs for future interconnectivity. The submitted TIA does not reflect the unit count or land uses proposed in the special use permit request and therefore no additional analysis may be provided on potential impacts from the project. S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 11 of 15 ENVIRONMENTAL • The property is not within a Natural Heritage Area or the Special Flood Hazard Area. • The property is within the Mott Creek and Everette Creek watersheds. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class I (Suitable), Class III (Severe Limitation), and Class IV (Unsuitable) soils; however, the project is expected to be served by CFPUA water and sewer if developed. • The conservation resource map indicates pocosin wetlands on the property however they are not underlaid with Class IV soils which triggers additional development standards. OTHER CONSIDERATIONS Schools PUBLIC SCHOOL ENROLLMENT ZONES Elementary School Bellamy Elementary 2024-2025 Capacity 104% Middle School Myrtle Grove Middle Murray Middle 2024-2025 Capacity 80% 102% High School Ashley High 2024-2025 Capacity 99.7% STUDENT GENERATION RATES (SGRs) Overall SGR (24-25) 0.19 public school students per residential unit Elementary School SGR (24-25) 0.08 public school students per residential unit Middle School SGR (24-25) 0.04 public school students per residential unit High School SGR (24-25) 0.07 public school students per residential unit Local Area SGR (24-25) 0.09 - Higher than the County-Wide Generation Rate SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per residential unit S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 12 of 15 Context and Compatibility • The property is located between existing properties zoned and used for commercial purposes along Carolina Beach Road and the existing Tarin Woods Subdivision, a lower density single-family residential development. • The proposed attached housing type increases housing type diversity in the area and acts as an appropriate transition between the Carolina Beach Road corridor and the existing lower density residential development to the south and east. • The property is located south of the Village at Myrtle Grove shopping center and Monkey Junction commercial node providing services, amenities, and educational and employment opportunities. • Hanover Pines Park is south of the proposed project and accessible by bicycle, pedestrian, and passenger vehicles without needing to access Carolina Beach Road. • Most of the surrounding land is either single-family developments or commercial uses intended to serve the surrounding homes. POTENTIAL PROJECT STUDENT IMPACT Intensity of Current Zoning: Typical Development under current zoning would allow a maximum of 109 residential units. Proposed Development: 444 residential units Students Generated by Current Zoning Students Generated by Proposed Zoning Potential Impact of Proposed Project Elementary School 9 36 +27 Middle School 4 18 +14 High School 8 31 +23 TOTAL 21 85 +64 Sources 2024-2025 NHC Student Yield Analysis SUMMARY While public school students would attend Bellamy Elementary and Ashley High schools, the project is located along the district boundary for Myrtle Grove and Murray Middle schools. The eight single family lots on the southern portion of the project are in the Murray Middle school district and the remaining 436 residential units are in the Myrtle Grove Middle school district. The proposed project is anticipated to be built out within five years, and currently, the elementary school and Murray Middle School that serve this area are over capacity. In addition to area public schools, there are private schools such as Coastal Christian near the project as well. S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 13 of 15 2016 COMPREHENSIVE LAND USE PLAN The New Hanover County Future Land Use Map provides a general representation of the vision for New Hanover County’s future land use, as designated by place types describing the character and function of the different types of development that make up the community. These place types are intended to identify general areas for particular development patterns and should not be interpreted as being parcel specific. Future Land Use Map Place Type General Residential and Urban Mixed Use Because of the general nature of place type borders, sites located in proximity to the boundaries between place types could be appropriately developed with either place type, allowing site-specific features and evolving development patterns in the surrounding area to be considered. Place Type Description General Residential: Focuses on lower-density housing and associated civic and commercial services. Typically, housing is single-family or duplexes. Commercial uses should be limited to strategically located office and retail spaces, while recreation and school facilities are encouraged throughout. Types of uses include single-family residential, low density multi-family residential, light commercial, civic, and recreational. Urban Mixed Use: Promotes development of a mix of residential, office, and retail uses at higher densities. Types of uses encouraged include office, retail, mixed use, small recreation, commercial, institutional, single-family, and multi-family residential. S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 14 of 15 Analysis The 2016 Comprehensive Plan classifies the majority of the property as General Residential, which encourages single family and duplex residential development at a maximum density of 8 dwelling units per acre. The Urban Mixed Use place type promotes multi-family and higher density single-family development to provide a range of housing types, opportunities, and choices. The Urban Mixed Use place type does not recommend a maximum density and identifies Monkey Junction as an appropriate area for higher density development. The requirements for an Additional Dwelling Allowance require a project to be totally or primarily in, contiguous to, or within 250 feet of, the boundary of areas classified as Employment Center, Urban Mixed Use, or Community Mixed Use place types in the Comprehensive Plan. Proposed Conditions No additional conditions have been proposed by the applicant; however additional conditions may be added that will bring the proposal in line with the required conclusions. PRELIMINARY FORUM The Planning Board does not make a decision or recommendation on special use permits. The board is requested to hear the presentation of staff, the applicant, and the public to facilitate an open and transparent discussion of the special use permit application. Questions and comments related to the following topics are encouraged: • Components of the proposal that are not clear or where additional information is needed to understand the project, • Advice to the applicant on the presentation they will be giving to the Board of Commissioners, • Advice to the parties speaking in opposition on what they may want to consider when preparing for the Board of Commissioners meeting, and • Advice to both parties on potential issues that should be addressed before the public hearing. Following the Preliminary Forum the special use permits will be scheduled for the February 3 Board of Commissioners meeting for a quasi-judicial hearing. There are four principal conclusions the Board of Commissioners must make when considering a special use permit request based on clear, substantial evidence presented at the hearing. Each special use permit is a distinct request and will require a separate motion from the board: S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 15 of 15 • Conclusion 1: The Board must find that the use will not materially endanger the public health or safety where proposed and developed according to the plan as submitted and approved. • Conclusion 2: The Board must find that the use meets all required conditions and specifications of the Unified Development Ordinance. • Conclusion 3: The Board must find that the use will not substantially injure the value of adjoining or abutting property or that the use is a public necessity. • Conclusion 4: The Board must find that the location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the Comprehensive Land Use Plan for New Hanover County.